Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$810,509Cash toward the purchase price.
Closing costs + prepaids$23,853Not just lender fees.
Before credits & paid funds$834,363The complete starting cash picture.
Estimated remaining funds due at closing
$834,363No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$810,509.31
Your down payment$810,509.31
Closing costs + prepaids$23,853.35
Total buyer cash needed$834,362.66
Remaining funds due$834,362.66
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$11,610.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,752.45
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,902.50
Initial HOA (3 months)$450.00
Prepaid interest, first (27 days)$920.40
Fees + prepaids$23,853.35
Your down payment is the seller’s equity. You take over the $350,491 balance, so the rest of the $1,161,000 price is paid at closing. A second mortgage can cover part of it. $834,362.66 is due at closing. Uses and sources reconcile at $1,184,853.35 each. Not a Closing Disclosure.